I don't own a pen writing machine, but I do work with some big players in the Vegas RE market and they've consistently told me that pen-written cards consistently outperform straight direct mail.Typical direct mail goes straight into the trash.

They outperform anyone I've ever used over the last 13 years.

Yes, I believe that long-term RE investments will outperform.

If I can make a profit on a flip that will out perform the net operating income on cashflow over the next 4 years...

Know the risk going into the deal is a determining factor and if you feel it is still a good deal that can change it.For example, if you are getting a great deal on it then that could be a reason to move forward.One thing I see very few people discuss is the opportunity cost of time / money when making a decision like this.Whenever you are making  a financial decision you always need to compare and contrast it with other options and then make the best risk adjusted decision.Does it out perform other options?

Even some of the SFRs that I had thought were out performing multis aren't doing so well right now.

Even if you can avoid any costly ones, I am willing to bet that the experienced syndicator with proven track records would outperform you even after they take their split.

If real estate is outperforming the S&P 500, then investors are overweight real estate.

My goal is to show that regardless of what those inputs are, over the long term...a syndication returning a certain % will still outperform a rental property.

Many RE syndicators forecast ~20% and have history of out performing forecasts.